Furnished Student Housing
For Sale
Contact for pricing
418 West Main Street, Kutztown, PA 19530
Student-oriented housing portfolio within walking distance of Kutztown University.
Property Size19,304 SF
Price / SF$193.59
Days on Market11
Property Features for 418 West Main Street
General Information
Standard status
Active
Size
19,304 SF
Property subtype
Multifamily
Occupancy
100%
Investment Type
Value Add
Net Operating Income
$317,652
Additional Details
Multifamily Units
12
Amenities
in-unit washer/dryer
flat-screen TV
Building Details
Year Built
1900
Year Renovated
2023
Buildings
2
Units
12
Tenancy
Multi
Listing Agency:
Horvath & Tremblay
Listed By:
Fahd Malik · License #PA RS310414
Source:
Crexi
Added: Aug 20
Changed: Aug 29
Last Checked: Aug 29 at 10:59AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Horvath & Tremblay
Investment Insights
Based on property information with market context.
This 19,304-square-foot apartment-building portfolio includes 12 residential units with 56 beds at properties on West Main Street and Normal Avenue in Kutztown. The unit mix comprises 11 student apartments plus a three-bedroom, two-bathroom single-family residence. Student apartments operate on 10-month academic-year leases, while the single-family home has a long-term non-student occupant.
The furnished units include living room, kitchen, and bedroom furnishings, full-size beds and mattresses, in-unit washers and dryers, and large flat-screen televisions in shared living areas. The portfolio is 100% pre-leased for the 2026–2027 academic year and reports 100% occupancy over the past 20 years. Improvements include HVAC, laundry equipment, and appliance upgrades, along with a comprehensive renovation at 445 Normal Avenue completed in 2023.
Kutztown University is within walking distance and had 7,367 undergraduate and graduate students in Fall 2025, including 6,230 undergraduates and 1,137 graduate students.
The furnished units include living room, kitchen, and bedroom furnishings, full-size beds and mattresses, in-unit washers and dryers, and large flat-screen televisions in shared living areas. The portfolio is 100% pre-leased for the 2026–2027 academic year and reports 100% occupancy over the past 20 years. Improvements include HVAC, laundry equipment, and appliance upgrades, along with a comprehensive renovation at 445 Normal Avenue completed in 2023.
Kutztown University is within walking distance and had 7,367 undergraduate and graduate students in Fall 2025, including 6,230 undergraduates and 1,137 graduate students.
Key Highlights
- 56 beds across 12 residential units
- 11 student apartments plus one three‑bedroom, two‑bathroom single‑family home
- 100% pre‑leased for the 2026–2027 academic year
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$166,342
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
4.45%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$3,326,840
$3.3M
Cap Rate 7%
$2,376,314
$2.4M
Cap Rate 9%
$1,848,244
$1.8M
Market Conditions
NOI Build-Up for 19,304 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$315.0K $16.32/SF
− Vacancy
−$12.6K −$0.65/SF
EGI
$302.4K $15.67/SF
− OpEx
−$136.1K −$7.05/SF
NOI
$166.3K $8.62/SF
Area
Berks County, PA
Vacancy
4.00%
Lease Rate
$16.32 /SF/Yr
Expense Ratio
45.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$3,326,840
Cap Rate 7%
$2,376,314
Cap Rate 9%
$1,848,244
Alternative Uses
Best Use
Apartment 5plus
$2.38M
$2.08M – $2.77M
NOI $166,342 @ 7.0% cap · market cap 4.45%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.17M
$2.77M – $3.70M
NOI $221,826 @ 7.0% cap · market cap 5.94%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
12
Residential units
Location Intelligence
Trade Area within ½ mile
579
Businesses Nearby
Explore this area
Business Placement
Demographics for 19530, PA
14,830
Population
4,921
Households
3
Avg Household Size
30
Median Age
34%
College-Educated
93%
High-School Grad
54.6 sq mi
ZIP Area
272
Density / Sq Mi
$74,138
Median Household Income
$20,122
Median Earnings
$1,158
Median Rent
$265,000
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Apartment building - Student-oriented housing portfolio within walking distance of Kutztown University.
Where is this apartment building located?
The property is located at 418 West Main Street Kutztown, PA.
What is the asking price?
The asking price for this property is $3,737,080.
What are key features of this property?
This property features: 56 beds across 12 residential units; 11 student apartments plus one three‑bedroom, two‑bathroom single‑family home; 100% pre‑leased for the 2026–2027 academic year
